Professional Office
For Sale
Contact for pricing
101 South Bedford Road Suite 203A, Mount Kisco, NY 10549
Configured workspace includes private offices, a conference room, and reception and support areas for professional practices.
Property Size1,500 SF
Price / SF$253.33
Days on Market135
Property Features for 101 South Bedford Road Suite 203A
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Office
Investment Type
Owner/User
Listing Agency:
Houlihan Lawrence
Listed By:
Mike Rackenberg · License #CT 10401251020
Source:
Crexi
Added: Apr 20
Changed: Aug 30
Last Checked: Aug 30 at 11:46PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Houlihan Lawrence
Investment Insights
Based on property information with market context.
Suite 203A is a 1,500-square-foot office condominium designed for professional occupancy. The layout includes three private offices, a conference room, reception space, and supporting work areas, providing a defined setting for day-to-day business operations.
The property is located at 101 South Bedford Road in Mount Kisco, within an established business corridor. Its configuration supports medical, legal, financial, consulting, therapy, and other professional practices seeking ownership of their workspace.
The property is located at 101 South Bedford Road in Mount Kisco, within an established business corridor. Its configuration supports medical, legal, financial, consulting, therapy, and other professional practices seeking ownership of their workspace.
Key Highlights
- 1,500‑square‑foot office condominium at 101 South Bedford Road, Suite 203A
- Three private offices plus a conference room
- Reception and supporting work areas included
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,970
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.04%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$459,400
$459.4K
Cap Rate 7%
$328,143
$328.1K
Cap Rate 9%
$255,222
$255.2K
Market Conditions
NOI Build-Up for 1,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$41.2K $27.48/SF
− Vacancy
−$10.6K −$7.06/SF
EGI
$30.6K $20.42/SF
− OpEx
−$7.7K −$5.10/SF
NOI
$23.0K $15.31/SF
Area
Westchester County, NY
Vacancy
25.70%
Lease Rate
$27.48 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$459,400
Cap Rate 7%
$328,143
Cap Rate 9%
$255,222
Alternative Uses
Best Use
Office B
$328.1K
$287.1K – $382.8K
NOI $22,970 @ 7.0% cap · market cap 6.04%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$453.1K
$396.5K – $528.6K
NOI $31,717 @ 7.0% cap · market cap 8.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,959
Businesses Nearby
Explore this area
Business Placement
Demographics for 10549, NY
16,837
Population
6,339
Households
2.7
Avg Household Size
42
Median Age
60%
College-Educated
88%
High-School Grad
19.1 sq mi
ZIP Area
882
Density / Sq Mi
$122,327
Median Household Income
$67,836
Median Earnings
$1,686
Median Rent
$652,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Configured workspace includes private offices, a conference room, and reception and support areas for professional practices.
Where is this office units located?
The property is located at 101 South Bedford Road Suite 203A Mount Kisco, NY.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: 1,500‑square‑foot office condominium at 101 South Bedford Road, Suite 203A; Three private offices plus a conference room; Reception and supporting work areas included
